Blocks 5 and 20 Mixed Use Project

The Blocks 5 and 20 Mixed Use Project is a mixed-use development located in Oceanside, California, within the Townsite Neighborhood Planning Area under a Downtown (D) General Plan and D-1 zoning designation. The project consists of two distinct buildings on a 3.52-acre site bounded by Mission Avenue, N. Myers Street, and the North County Transit District Right-of-Way. Block 5 will include 193 residential units—190 flats and 3 live-work units—along with approximately 7,868 square feet of commercial space and 20 units designated as low-income housing. Block 20 will include 180 residential units—177 flats and 3 live-work units—with approximately 9,538 square feet of commercial space and 18 low-income units. Collectively, the project delivers 373 residential units, 38 low-income units, and approximately 17,406 square feet of commercial area. The development qualifies for a CEQA Class 32 categorical exemption as an in-fill project consistent with existing zoning and without significant environmental impacts, in accordance with California Environmental Quality Act provisions and Public Resources Code §21080.66. The project is being advanced by Ryan Companies US, Inc., with oversight and administrative coordination led by the City of Oceanside. Manuel Baeza, Principal Planner for the city, serves as the primary point of contact, while Daniel Bertao of Ryan Companies serves as the applicant representative. The project was posted as a forecast on January 21, 2026, indicating it is in a pre-solicitation phase with no formal solicitation number, contract value, or procurement terms established. There is no identified contract type, cost data, payment or invoicing method, or award basis such as LPTA or best value. No federal acquisition regulation clauses, evaluation factors, special contract requirements, or representations and certifications typical of federal procurement are included in the documentation, as this is primarily a local land development project subject to state and city environmental and zoning regulations rather than federal contract compliance. The place of performance is definitively identified as 401 Mission Avenue, Oceanside, CA 92054, with no delivery, packaging, or inspection specifications beyond environmental compliance, and no formal contract administration details such as COR, COTR, or accounting codes are provided.